1062 6th St · Rotterdam, NY 12303

$115,000

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 9 Days on market

Built 1950 0.25 ac lot $152/sqft · 48% below area Est $221k · 48% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +8.0/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits! This cozy 2-bedroom home is the perfect project for an investor or handy buyer looking to build equity. Featuring hardwood floors, a newer stove, and an updated furnace. Situated on a generously sized lot in a quiet, walkable neighborhood, this property offers great potential for renovation, rental income, or resale. Priced to sell--bring your vision and make it your own! Sold AS-IS.

Key facts

• Newer stove
• Generously sized lot
• Updated furnace

Tags

• HARDWOOD FLOORS
• NEWER STOVE
• UPDATED FURNACE
• GENEROUSLY SIZED LOT
• QUIET WALKABLE NEIGHBORHOOD

Property features AI

Finance

• Other: Lot is approximately 0.25 acre (about 10,890 sq ft)
• Financial info: No investor-specific income or expense details listed
• HOA & community: No HOA information listed

Exterior

• Parking: Off-street parking via driveway for 2 vehicles
• Security: No specific security features listed
• Utilities: 100 Amp electric service; Public water; Septic tank sewer
• Home design: Single-family residence; Fixer condition
• Construction: Vinyl siding; Asphalt roof; Built on a foundation with living area of approximately 756
• Exterior features: Exterior lighting; Level, private lot

Interior

• Kitchen: Electric oven; Refrigerator; Kitchen on the first floor (approx. 7.8 x 10.8)
• Bedrooms: Two bedrooms on the first floor (approx. 11.6 x 9.3 and 10.6 x 12.9)
• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: One full bathroom on the first floor (approx. 7.8 x 5)
• Heating & cooling: Baseboard heating; Oil-fired heating
• Interior features: 5 total rooms; Full, unfinished basement
• Laundry & utility: No specific laundry equipment listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.9% vs local median 3.0% in Rotterdam — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#161 in NY, #2,455 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment B+; Watch: schools D+, crime F.
• Rotterdam-Mohonasen Central School District (suburban): math 48% / reading 56% proficiency, ranked #333 of 590 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 161 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Schenectady County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 6.4

CMA / ARV

• ARV (median comp): $220,668
• List price: $115,000
• Delta: -47.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 6th St	0.09mi	2/1.0	672 (-11%)	2mo	$240,000	$357	76
1029 Argo Blvd	0.46mi	2/1.0	760 (+0%)	17mo	$221,500	$291	64
330 E Campbell Rd	0.33mi	2/1.0	706 (-7%)	17mo	$169,950	$241	59
231 Howell St	0.39mi	3/1.0 (+1)	800 (+6%)	19mo	$263,000	$329	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,550
• Equity at exit: $17,147

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $18,790
• Equity at exit: $9,943

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 12303

• Active inventory: 161
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$603
• Tax from tax record: −$281 /mo · $3,377/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $251

Break-even live

Break-even rent $1,180

Max offer price $115,000

Occupancy floor 78%

Sensitivity live

Price	-10% $316	-5% $283	+0% $251	+5% $218	+10% $186
Rent	-10% $133	-5% $192	+0% $251	+5% $310	+10% $369
Rate	-1.0pp $309	-0.5pp $280	base $251	+0.5pp $221	+1.0pp $191

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4219 Menga Dr Schenectady, NY	2.0	1.0	865	$1,775	$2.05	15d	1	0.79mi
4208 Court Royale Schenectady, NY	2.0	1.0	860	$1,590	$1.85	15d	1	0.79mi
103 Kings Rd Unit 106 Schenectady, NY	2.0	2.0	1100	$1,450	$1.32	15d	1	1.08mi
1729 Ferguson St Schenectady, NY	2.0	1.0	850	$1,730	$2.04	15d	1	1.24mi
1485 Nelson St Schenectady, NY	1.0	1.0	590	$1,000	$1.69	44d	1	1.43mi
1121 10th Ave Schenectady, NY	2.0	1.0	800	$1,250	$1.56	24d	1	1.44mi

Listing history 5 events

1. 2026-05-06
   status Pending 406-char remark
2. 2026-04-27
   listed $115,000 Active 406-char remark
3. 2022-11-28
   historical
4. 2022-06-29
   status Pending
5. 2022-06-28
   listed $49,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,377 · $281/mo
• Projected year-2 tax: $3,377 · $281/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,973
• − Mortgage interest: −$6,442
• − Property taxes: −$3,377
• − Insurance: −$575
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$3,345
• Taxable income: $1,359
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $2,684/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rotterdam-Mohonasen Central School District
• NCES district ID: 3600004
• Math proficiency: 48% ▼ -4.00%
• Reading proficiency: 56% ▲ 9.00%
• Median HH income: $59,640
• Composite: 45.34/100
• National rank: #2638
• State rank: #333 of 590 in NY

Livability — Rotterdam

• Score: 78/100
• State rank: #161
• US rank: #2455

Category grades

Amenities C Commute B Cost of living B Crime F Employment B+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rotterdam, NY
• County: Schenectady County · 141,369 people
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 29,360
• Household income: $84,375
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1318.0

Population outlook (Schenectady County) Hauer SSP2

• Today (2025): 155,046 people
• By 2030: 154,322 · -0.5%
• By 2040: 151,796 · -2.1%
• By 2050: 148,621 · -4.1%
• By 2075: 141,229 · -8.9%
• By 2100: 126,014 · -18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Two or more races 11% Black 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Schenectady

• 2024 margin: D (+10.8) · D 55.4% · R 44.6%
• 2008→2024 swing: -1.8pp toward R · 2008: 12.7pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+15.7 2016: D+5.8 2012: D+15.4 2008: D+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.01%
• Current HPI: 280.3886
• Rent YoY: —
• Metro: Albany-Schenectady-Troy, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+130.5% since first listed

5 events — show timeline

• 2026-05-06 Pending — Global MLS
• 2026-04-27 Listed $115,000 Global MLS
• 2022-11-28 Listing Removed — Global MLS
• 2022-06-29 Pending — Global MLS
• 2022-06-28 Listed $49,900 Global MLS

Property tax history

+9.1%/yr

Latest (2025): $3,377 · +2.0% YoY. Source: county tax records.